Village on the Lake, Sherwood Park - September 2026 Real Estate Report

2026-09-16 00:00 · Your HonestDoor Team

Village on the Lake, Sherwood Park: Prices Are Holding, But the Market Is Sending Mixed Signals

The Vibe Right Now

If you've been watching the "For Sale" signs around Village on the Lake lately, here's what's actually happening. Sales activity picked up - 4 houses sold last month, up 33% from the month before. That's a real bump. But the average sale price dropped to $371,250, down sharply from the previous month. That gap between what sellers are listing at ($416,300) and what buyers are actually paying tells the real story.

Homes are sitting on the market for an average of 52 days, and buyers are landing deals at about 98% of list price. That means if you list at $400,000, expect to close closer to $392,000. This market is taking a breather. Not crashing - just cooling. Buyers have options and they know it.

Average sale price (houses): $371,250
Average list price this month: $416,300
Sale-to-list ratio: 98.08% - buyers are paying below ask
Average days on market: 52 days
Properties sold this month: 4 (up 33.3%)
Price per square foot: $282

The Secret Sauce - Why Your HonestDoor Price Matters More Than Your Tax Assessment

Here's the thing most homeowners in Village on the Lake don't realize. Your city assessment is a snapshot from months ago - sometimes over a year old by the time it lands in your mailbox. A lot changes in that time.

The HonestDoor Price for homes in Village on the Lake is sitting at $524,699 right now, with a 3-month moving average of $526,499. That slight dip tells us values are easing off just a touch in the short term. The overall average HonestDoor Price across the neighbourhood is $525,202, up 0.10% from the previous period. Small movement, but it's movement - and your tax assessment won't reflect any of that.

Think of the HonestDoor Price as the real-world check on what your home is actually worth today - not what a government formula calculated last year. If you're making any financial decision tied to your home's value, that's the number to start with.

HonestDoor Price: $525,202 (up 0.10%)
Predicted market value: $524,699
3-month moving average: $526,499
Recent value change: 1.73%
Growth rank: 18 out of 53 neighbourhoods in Sherwood Park - above average

The Rental Angle - Worth Knowing

If selling isn't on your radar right now, the numbers still work in your favour as a landlord. Estimated rent for a house in Village on the Lake comes in at $2,590 to $2,591 per month, which translates to a rental yield of 5.58%. That's a strong return. For context, a lot of investors are happy with anything above 4%. Village on the Lake clears that bar comfortably.

Airbnb potential sits at around $129 per night, which ranks 47th in Sherwood Park. Not the top of the leaderboard, but not the bottom either. If you've got a spare suite or you're between tenants, short-term rental is a real option to bridge the gap.

Average rental estimate: $2,591 per month
Rental yield: 5.58%
Airbnb estimate: $129 per night
Airbnb rank in Sherwood Park: 47th
Total transaction rank in Sherwood Park: 15th

The "So What?" - Thinking About Selling This Summer?

Straight talk: this is not a seller's market right now. Homes are taking nearly two months to sell and buyers are negotiating below list price. If you need to sell this summer, price it sharp from day one. Overpricing in a 52-day average market just burns time and signals desperation later.

That said, Village on the Lake ranks 18 out of 53 neighbourhoods in Sherwood Park for growth. That puts us in the upper third of the leaderboard. The fundamentals here are solid. This isn't a neighbourhood in decline - it's just a market where buyers have a bit more leverage than they did six months ago.

The move right now? Pull your HonestDoor Price, compare it to what's actually selling on your street, and have an honest conversation about where to list. The sellers who win this summer will be the ones who price with the market, not against it.

Days-on-market rank: 19 out of 24 in Sherwood Park - homes here sell slower than most
Price rank: 24 out of 32 in Sherwood Park - below average price tier
Growth rank: 18 out of 53 - above average, a real positive
29 total property transactions recorded in 2026

village on the lake | sherwood park | september 2026

This information is all based on our opinions based on the information available to us. Everyone's situation may be different and you should reach out to us for more personalized information.